(One of the city’s graphics for today’s announcements, explaining the Mandatory Inclusionary Housing)
When Mayor Murray announced his housing plan and the report from the Housing Affordability and Livability Agenda advisory committee in mid-July, it was pointed out that the proposals will roll out over a period of up to two years. Two of the first proposals to be pursued were detailed today by Mayor Ed Murray and City Councilmember Mike O’Brien, whose announcement says they’re expected to “create 6,000 units of affordable housing” in the city as part of what was called a “grand bargain” involving developers and housing advocates. The announcement (which you can read in full, here) continues:

… “Seattle is experiencing unprecedented growth, and our challenge is to build fairly and affordably. We want sustainable, socially inclusive and economically diverse neighborhoods that are walkable, close to transit and job centers. To build these equitable communities, we must ensure that our teachers, nurses, hotel and restaurant workers who work in the city can also afford to live here,” said Mayor Murray. “With this legislation, Seattle – for the first time ever – will require that all new development in the city will pay for affordable housing. This is a bold, progressive proposal where growth itself will support affordable and environmentally sustainable neighborhoods. I am eager to work with the Council as we engage the public on this proposal as it moves through the legislative process.”

“I continually hear from people in our city struggling to keep up with rising rents. The Grand Bargain represents 6,000 desperately needed, new affordable units that we cannot build fast enough—especially not for those in need today,” said Councilmember Mike O’Brien, Chair of the Select Committee on Housing Affordability. “I will be working with my colleagues on the City Council to act as swiftly as possible on the legislation behind the Grand Bargain.”

There are two major components to the “Grand Bargain.” The first establishes an Affordable Housing Impact Mitigation Program (AHIMP) – commonly referred to as a commercial linkage fee – that will directly fund the construction of new affordable housing by requiring developers to pay a fee on every square foot of new commercial development. The linkage fee will range from $5 to $17 per square foot, based on the size and location of the commercial development.

The second part of the “Grand Bargain” calls for Mandatory Inclusionary Housing (MIH) for new multifamily developments, requiring five to eight percent of units be affordable for residents earning up to 60 percent of the Area Median Income (AMI) for 50 years.

Read More

(WSB photo from January 2014)
Back on the market: Madrona Glen, the future subdivision site at 2646 SW Holden that now holds one crumbling, vandalized old house and is approved for 18 new ones. It was re-listed for sale a week ago, asking price $2,160,000. The plan for 18 houses (each three stories, with a two-car garage) got key approvals last September, more than a year and a half after going through Streamlined Design Review. The last time the site changed hands was three years ago, with the sale price shown in county records as $470,000.

3:01 PM: Two weeks after Mayor Murray went public with his housing-affordability recommendations, while also releasing the Housing Affordability and Livability Advisory Committee‘s report, he is backing off the most controversial proposal – the plan to change not the zoning, but the rules, for most single-family neighborhoods (as detailed in this WSB report). Here’s the news release:

Today Mayor Ed Murray issued the following statement announcing he will not recommend pursuing a Housing Affordability and Livability Agenda (HALA) committee recommendation that could have changed 94 percent of single-family zones in Seattle. Instead, he is calling for renewed public dialogue on how best to increase affordable housing in denser neighborhoods:

“The Council and I created the HALA process because our city is facing a housing affordability crisis. In the weeks since the HALA recommendations were released, sensationalized reporting by a few media outlets has created a significant distraction and derailed the conversation that we need to have on affordability and equity.

“Fundamentally, this is a conversation about building a Seattle that welcomes people from all walks of life — where working people, low-income families, seniors, young people and the kids of current residents all can live in our city.

“We also must not be afraid to talk about the painful fact that parts of our city are still impacted by the intersection of income, race and housing. Look at a map and take a walk through our neighborhoods. We can move beyond the legacy of the old boundaries of exclusion that have remained largely unchanged since nearly a century ago when neighborhood covenants were used to keep people of color south of Madison Street.

“I have always believed that Seattle can step up and have a difficult conversation about our history of racial discrimination and economic inequality. Our shared vision for Seattle includes affordable housing and diversity in all our neighborhoods.

“To advance the broader conversation about affordable housing and equity, I will no longer pursue changes that could allow more types of housing in 94 percent of single-family zones. Instead, we will refocus the discussion on designing denser Urban Centers, Urban Villages and along transit corridors that include more affordable housing.”

ADDED 6:16 PM: What is still on the table for 6 percent of Seattle’s single-family-zoned area is explained in the second half of this fact sheet issued with the original proposals two weeks ago. But all the discussion remains in the early stages, as no legislation has been sent to the City Council yet – its new Select Committee on Housing Affordability is not scheduled to meet again until August 10th. We reported on its first meeting here.

(What was the live-video window, then a placeholder screengrab, is now the archived video of Monday’s announcement)

11:12 AM: Click the “play” button to see the live Seattle Channel webcast that’s about to begin, with Mayor Ed Murray and Councilmember Mike O’Brien leading the presentation of the long-awaited report from the Housing Affordability and Livability Advisory Committee, created almost 10 months ago. The report is live here, and the “action plan” the mayor is announcing is here (and embedded below):

11:20 AM: The briefing has begun.

11:24 AM: Here’s the full text of the news release from the mayor’s office, hailing a “grand bargain” between developers and housing advocates, which includes a requirement for “affordable” units in all multi-family developments, and also increases allowable heights in certain zones:

Mayor Ed Murray and Councilmember Mike O’Brien today hailed an unprecedented agreement that will lead to at least 50,000 new homes in Seattle, including 20,000 affordable homes, over the next 10 years. Affordable housing will be included in nearly every residential development across Seattle as the rate of construction of new affordable homes triples.

“As Seattle expands and experiences rapid economic growth, more people are chasing a limited supply of housing. We are facing our worst housing affordability crisis in decades,” said Mayor Ed Murray. “My vision is a city where people who work in Seattle can afford to live here. Housing affordability is just one building block to a more equitable city. It goes hand in hand with our efforts on raising the minimum wage, providing preschool education for low-income children, and increasing access to parks and transit. We all share a responsibility in making Seattle affordable. Together, this plan will take us there.”

“Since 2013, the City Council has called for a robust, citywide, mandatory affordable housing program to help ensure that the people who work in this city can afford to live here. The combination of Mandatory Inclusionary Housing and a Commercial Linkage Fee will ensure that as Seattle continues to grow, we are creating housing for all incomes,” said Councilmember Mike O’Brien.

At the heart of the action plan to make Seattle affordable is Mandatory Inclusionary Housing, a requirement that developers reserve five to seven percent of units in every new multifamily building to be affordable for residents earning up to 60 percent of King County’s Area Median Income (AMI). Developers could opt to contribute to a fund for off-site construction of the units.

In 2015, 60 percent of AMI is $37,680 for an individual and $53,760 for a family of four. Current market-rate rents in new buildings on Seattle’s Capitol Hill currently average $1,887. In 2015, individuals with incomes of 60 percent of AMI pay $1,008 for income-restricted apartments.

New buildings will have taller height restrictions in existing multifamily residential, mixed-use and commercial zones throughout the city. A substantial portion of the additional development will occur within the existing Urban Centers and Urban Villages, designated two decades ago as the preferred location for denser housing. Only single-family zoning within Urban Villages and along major arterials will be converted to low-rise residential.

A map of the proposal, which was negotiated by Murray, O’Brien, developers and affordable housing advocates, shows where the growth could occur.

Here’s the aforementioned map – the mayor’s news release continues after it:

The action plan also includes a Commercial Linkage Fee on new commercial development, phased in over three years, to fund additional affordable housing for the lowest-income families. The linkage fee will range from $5 to $14 per square foot, based on the size and location of the commercial development.

When fully implemented, Mandatory Inclusionary Housing and the Commercial Linkage Fee will lead to the construction of at least 6,000 new affordable homes over 10 years.

The Housing Affordability and Livability Agenda (HALA) advisory committee today delivered to the mayor 65 recommendations after 10 months of work. The consensus-driven proposal was crafted by a 28-member committee of affordable housing advocates, community voices, developers and housing experts appointed by the mayor and Seattle City Council last September.

“Many thanks to all the committee members and staff for an extraordinary amount of work over the past 10 months,” said HALA co-chairs David Wertheimer and Faith Li Pettis. “We were asked by the mayor and council to offer bold, new concepts in our approach to solving the affordable housing crisis. We think this plan fully delivers on that request. We were able to complete our task because we approached the challenge with a single, shared goal: to make Seattle affordable for all families. None of us got exactly the solution we may have envisioned at the outset, and every one of us had to give a little to reach this landmark agreement. In the end, we are confident that our collaboration will result in thousands of new affordable homes across our city.”

Murray immediately responded to the recommendations with his roadmap to make Seattle affordable, a path to reach his goal of 50,000 new homes, including 20,000 new homes for low- and moderate-income people, over the next decade. Some items in the action plan could be completed this year, while others will require at least two years to implement. In the coming weeks, the mayor will transmit to council a resolution to formalize the elements and framework of the Mandatory Inclusionary Housing program.

Today, about 45,000 households in Seattle spend more than half their incomes on housing. An estimated 2,800 people sleep outside each night in Seattle. Currently, about 700 income-restricted homes are built in Seattle each year.

The increased development capacity across the city will ensure increase supply of housing to respond to growing demand, as Seattle is forecast to add 120,000 residents over the next 20 years.

Single-family zones currently represent 65 percent of all land in Seattle. After the proposed zoning changes, single-family zones will still cover 61 percent of Seattle. HALA proposes code changes that will make it easier to build accessory dwelling units and backyard cottages (only one percent of homeowners have done so), as well as allow duplexes and triplexes, while preserving the character of single-family neighborhoods.

Residential development continues to be excluded from industrial areas under the proposal.

The City is currently engaged in a community process to update its Comprehensive Plan, called Seattle 2035. Over the past two decades, the Comprehensive Plan has been successful in locating 75 percent of Seattle’s new housing in Urban Centers and Urban Villages. The update, to be completed in 2016, contemplates expansion of Urban Villages and denser housing around transit hubs and light rail stations. HALA’s recommendations will be implemented in conjunction with the updated Comprehensive Plan.

Doubling of Housing Levy in 2016

To meet the needs of the Seattle’s lowest-income residents, those earning less than 30 percent of AMI, HALA also proposes to double the existing $145 million Seattle Housing Levy scheduled to expire in 2016. Over the past 30 years, the levy has funded $400 million to build and preserve nearly 12,000 units of affordable housing.

In 2015, 30 percent of AMI is $18,850 for an individual or $26,900 for a family of four.

This year, the City will award a record $42 million from the Housing Levy and the existing Incentive Zoning program for the development and preservation of low-income housing. The Seattle Office of Housing will issue project guidelines and invite partner applications later this week.

The HALA report also urges the Washington State Legislature to allow Seattle to adopt a 0.25 percent real estate excise tax dedicated to affordable housing development, as well as an increase in the State Housing Trust Fund.

To support moderate-income families, HALA recommends expanding the Multifamily Property Tax Exemption Program (MFTE) that is set to expire at the end of the year. Under MFTE, developers receive a tax exemption when they dedicate 20 percent of units in new buildings for moderate-income people, typically between 65 percent and 85 percent of AMI. HALA proposes to expand the program to all areas where multifamily housing can be built and incorporate a new incentive for three-bedroom units to extend program benefits to larger moderate-income families.

In 2015, 80 percent AMI is $46,100 for an individual and $65,800 for a family of four.

HALA recommends a range of tenant protections to ensure better access to housing, prevent housing discrimination and minimize displacement as rental and ownership costs increase across the city:

· Prevent displacement as rents increase across the city through a Preservation Property Tax Exemption and other mechanisms.

· Remove barriers to housing for renters with a criminal history that disproportionately impact people of color.

· Strengthen the Tenant Relocation Assistance paid to low-income renters who are displaced by new development.

· Develop new homeownership tools for Muslim buyers who cannot use conventional mortgage products due to their religious convictions.

· Establish new protections to prevent discrimination against renters due to their source of income.

HALA also recommends that the City continue to review parking policies that contribute to the growth of housing costs or inhibit development in single- and multifamily residential zones.

11:47 AM: We’ve added embedded versions of the key documents/maps mentioned so far. Also of note, but not mentioned in the news release above – the mayor mentioned that, as part of the “bargain,” a lawsuit has been settled. Council President Tim Burgess, meantime, mentioned he’s creating a new City Council committee on housing that will deal with this, starting later this month.

Thanks to the many people who’ve sent us this link – if you haven’t already seen it, data reporter Gene Balk at The Seattle Times (WSB partner) says people interested in getting out of the Bay Area are zeroing in on West Seattle – in a BIG way, at least according to one real-estate website. Doesn’t surprise us – when we got here from San Diego in 1991, we found more than a few other ex-Californians in WS. But that was pre-consumer Internet, so, no data-crunching possible! Any recent Bay Area arrivals within sight of these pixels, would love to hear how you wound up here – comments or editor@westseattleblog.com.

Today we’re welcoming 4730 California, new apartments in the heart of the West Seattle Junction, as a new WSB sponsor. Here’s what they’d like you to know:

(Copyright: The Wolff Company / Doug Scott Photography)
Experience 4730 California apartments. Next to amazing restaurants, bars, shops, transit connections, yet mostly undiscovered by outsiders. 4730 California is the quintessential West Seattle address. It’s right smack dab in the heart of West Seattle. Yet at just 88 apartments, it is boutique enough to allow individual passions and living tastes to come through.

(WSB photo)
What ‘best in West’ means:

*Best Seattle is the sunset over the Olympics from your loveseat
*Best Seattle is sleeping in and grabbing a Low Rider at Easy Street
*Best Seattle is a stroll through Lincoln Park with Fido in tow
*Best Seattle is a year-round farmers’ market darn near in your back yard
*Best Seattle is Talarico’s New York-style slice as big as your head
*Best Seattle is a fat burger and beer from Elliott Bay Brewing

4730 California is available by appointment for tours Mondays-Fridays, 10 am-5 pm. The building is “very pet-friendly” and has special events such as wine tastings hosted by Bin 41 every third Thursday. And they’ve signed on as a major sponsor of this year’s West Seattle Summer Fest. Find out more at 4730ca.com.

We thank 4730 California apartments for sponsoring independent, community-collaborative neighborhood news via WSB; find our current sponsor team listed in directory format here, and find info on joining the team by going here.

If you weren’t at the Senior Center of West Seattle last Thursday for the discussion forum that led to last week’s most-discussed WSB story, now you can watch the Seattle Channel‘s video. Thanks to Diane for the tip; it’s available online (here, or embedded above) and is being shown on SC’s cable channel (21), with upcoming schedule slots listed as 4 pm tomorrow (Thursday) as well as 1 am and 11 am on Friday (May 1st). Though the forum sought to address a multitude of housing issues, they primarily boiled down to affordability, as well as tenants’ rights.

By Tracy Record
West Seattle Blog editor

Rather than starting with numbers and trends, this afternoon’s affordable-housing forum at the Senior Center of West Seattle cut directly to the heart of the crisis, with two women telling their stories.

They were introduced by the center’s social worker Holly McNeill: “I’ve had an incredible increase in the number of people coming to me each week telling me they’re homeless, or their apartments are being torn down, or they’re being priced out by the landlord or manager in order to upgrade the apartments and turn them around at twice the amount they’re currently being rented at … it’s just happening to so many people.”

First, Nancy:

“I lived in a 9-unit mom-and-pop-type apartment complex.” She thought it would “be there forever.” They told her they were selling the building but “selling it to people just like us” – then, “the new owners who came in and bought the building raised the rents anywhere from 130 to 140 percent – “In a studio apartment, my rent went from $650 to $1500 a month” – the audience groans – “Each unit was going to be responsible for the common area utilities like electric and water,” which was another 93/month. They got two months’ notice. “My first reaction was to go into research mode – my kids always say, mom’s on a mission, get out of her way.” She worked to find out, “is this legal … what are our rights … to no avail, really.” She had had surgeries recently, ended up having to take early retirement. “I don’t really have wiggle room to go from $650 to $1590, that’s even more than I make per month.” So she started “an arduous process” to find someplace else to live – “day and night I was on the computer looking for a place to live.” She finally found somewhere, “not my ultimate, ‘isn’t this great,’ but I accomplished my goal. I had to be out on the 28th of February, or else pay $1590 on the first of March for rent. ”

They were going to make some changes, “lipstick on a pig,” she said, but not until the new rent kicked in. She found a two bedroom, one bath apartment with “some guy I don’t know” – she had “a pit in the bottom of my stomach … I took a leap of faith, and moved in, and I’ve been there two months and he decided this month not to pay his rent, and I just found that out two days ago, and I’m going to be homeless again …”

Read More

In case you missed our first mention – this is just two days away, 12:30 pm-2:30 pm Thursday (April 23rd) at the Senior Center of West Seattle:

Councilmember Tom Rasmussen will host a community forum regarding affordable-housing challenges for senior citizens and options for those on fixed incomes. Rasmussen is hosting the meeting in response to concerns he has heard regarding the increasing cost of housing, particularly from low-income seniors. Representatives for senior citizens, social workers, housing affordability advocates, Seattle Housing Authority, and from the Seattle Utility Discount Program will be part of the presentation.

Forum topics include:

· Increasing housing costs
· Landlord and renter rights in Seattle
· Affordable housing options for seniors
· Opportunities for participation in the Utility Discount Program
· Q&A

Everyone is invited to attend to learn more and ask questions.

The Senior Center’s entrance is on SW Oregon just east of California SW.

Will runaway rents chase (more) people out of the city? With heartbreaking tales like this one emerging, and discussions like this one ongoing, Mayor Murray has stepped up While his affordable-housing advisory committee continues to work on its recommendations, Mayor Murray has just given them a goal with a specific number:

Mayor Murray today directed the Housing Affordability and Livability Advisory Committee to meet his new goal for both income-restricted affordable and market-rate units to be created over the coming decade.

Mayor Murray asked the committee to develop specific proposals that will allow the building and preservation of 50,000 housing units over in the next 10 years within the city limits. 20,000 of these must be income-restricted affordable units for individuals and families making 80 percent of the area median income (AMI) and below. 30,000 units would be market rate.

“Seattle is facing a serious lack of affordable housing options that displace families and people in this city,” said Murray. “Next week, Seattle’s minimum wage workers are getting a raise as a part of our broader affordability agenda. We need to make sure that those who work in Seattle can afford to live here.”

The increase in income-restricted affordable units is nearly a tripling of the current rate of units being built for those at 80 percent of AMI or less. Currently, income-restricted affordable housing is being built at a rate of around 700 units per year.

“As the HALA enters the last stretch of analysis and discussion of strategies, this target will sharpen our focus,” said Faith Le-Pettis, co-chair of the advisory committee. “No matter your perspective, the target we’ve been given by the Mayor is an enormous number. We’ll need determination, long-sightedness and civic commitment to meet the challenge.”

The Housing Affordability and Livability Advisory Committee was formed by Mayor Murray and city councilmembers in the fall of 2014 to develop policy recommendations for the city. The committee is made up of 28 housing experts, activists and community leaders. They will issue their recommendations to the Mayor in May.

Right now, the Multi-Family Tax Exemption is one incentive the city has been offering developers for some years – if they agree to keep a certain number of units in their projects in certain areas (including West Seattle’s urban villages/centers) at a certain percentage of the area’s median income, they get a 12-year tax break, no property taxes on the residential portion of their buildings.

When we talked to Mayor Murray at his neighborhood-press availability last week, he mentioned he would be announcing an affordable-housing goal and that it would take “a series of tools – not just one tool” to make it reality. He said in that interview that it would be vital to build units for people who will “never qualify for subsidized housing” but are being priced out of the “market” nonetheless.